Enormous, elevated, and expensive, that’s what makes a penthouse! Real estate agents have been known to take anything that isn’t in the basement and call it a penthouse. Optimistic marketing has its limits, though, for example when the square footage gets measured in non-standard inches. What the real world considers a penthouse and what a real estate agent will market as a penthouse aren’t the same thing, so we offer this helpful guide to help you find the actual penthouse homes in a world of perhaps overly optimistic penthouse marketing.
The modern usage of the word penthouse traces back to the early 1920s and refers to the small structures on the roofs of skyscrapers that typically housed mechanical equipment. The current usage of the word Penthouse came into usage with the arrival of skyscrapers… which is a very big hint as to where actual penthouse homes are to be found.
Tall Building Required
Be at or very near the top floor of a tall building.
Small, short buildings can have lovely top-floor homes, but they aren’t penthouses. Until modern construction methods and materials came along, the tallest buildings were relatively short. Once steel become inexpensive, elevators became trusted, and inner city real estate became expensive the only direction to build was up!
Luxury Finishes
A penthouse home should be finished in materials and offering features not available on other floors of the building. More is a more, and in a penthouse that could mean more ceiling height, more marble in the kitchen, more expensive appliances and fixtures, rare floor finishings or other rare and valuable materials and finishes.
Unique Perspective
A penthouse home offers guests and owners a unique perspective or rarely available view or outlook. From aerial views of a city to unobstructed bridge views or a special outlook on a park, a penthouse home is not only a special place but ideally also offers a special perspective on the city it is built in.
Private Outdoor Space
While it isn’t mandatory, the other item a penthouse home generally will have is private outdoor space. Penthouse homes are homes designed with entertaining in mind, and having outdoor space that is private to the home and not shared with other homes in the building is another defining characteristic of penthouse homes.
What Isn’t a Penthouse Home
Top floor homes are delightful! A top floor home generally has more value than a lower floor home, even if that top floor home isn’t a penthouse. While being at the top is a requisite for penthouse status, simply being at the top does not automatically qualify a home as a penthouse.
A top floor home with the same finishes as the homes on lower floors? That’s a top floor home, but not a penthouse.
A top floor home with no special outlooks? That’s also not a penthouse.
A top floor home with no private outdoor space. If you have to share with neighbors, it probably isn’t a penthouse.
A top floor home with luxury finishes and a view of Alamo Square and a roof deck… is not a penthouse home if the top floor is the 2nd story of the building.
Penthouse or Not?
We say that double-height ceilings, 1/2 floor layout, private outdoor space, and direct-to-residence elevator access more than qualify residence 41A at The Lumina as a genuine penthouse. 41B, the other half of the top two floors, is also available. Both are offered as shells for custom build-outs, another feature generally not available to new construction buyers in San Francisco.
This home at 1731 Powell in North Beach clears the 40′ North Beach height limits and has phenomenal views. However, it’s in a smaller mid-rise building. We love the home but we don’t think it meets the criteria for a penthouse.
The Harrison in South Beach is offering this half-floor residence as part of its “signature collection” of 1/2 floor homes marketed as penthouses on the 45th through the 49th floor. Floors 45 – 48 offer two homes per floor. The finishes are the same as in other homes in the building, and the only unique feature is the size of the home and its relatively high location in the building.
While floors 45 – 48 offer 1/2 floor homes at The Harrison, the 49th floor is primarily occupied by Uncle Harry’s, the luxurious owners’ lounge at The Harrison. However, the 49th floor has one home, an average size 2/2 plan that doesn’t offer a unique layout, unique finishes, or have private outdoor space. It also shares the 49th floor with Uncle Harry’s — and it’s entirely plausible to think that people might be a little rowdy and boisterous when going to or coming from the owners’ lounge. It’s a lovely home, but no penthouse. More like the black sheep of penthouse homes.
Brand new! Enjoy beautiful views of the Golden Gate Bridge from your living room and bedroom! Located at the corner of Polk & Pacific, Maison Pacific presents a rare opportunity for modern living in a deeply historic neighborhood. Known for...
Indulge in coastal living at its finest in this Spanish Mediterranean home, just a few short blocks from Ocean Beach. Positioned just over a block from Taraval Street MUNI lines, local eateries, and short strolls to the San Francisco Zoo...
530 Page Street presents an exceptional six-unit investment opportunity located along a quiet tree-lined block in Lower Haight, near Hayes Valley. Each of the six 3-bedroom units offer original period details including box beam ceilings, decorative crown molding, turret windows...
Nestled in San Francisco's Noe Valley, this 1908 Victorian blends classic elegance with modern upgrades. An open floor plan connects living areas, while Bay windows flood the space with sunlight, accentuating rich floors and intricate details. At the front, a...
3848 24th Street & 245 Vicksburg Street presents an opportunity to own a 5-unit mixed-use building in San Francisco's vibrant Noe Valley District. The building has been meticulously maintained over the years with over $300,000 of recent capital improvements invested...
High income investment property. Main unit is a 2 story 4 bedroom 2 bathroom house with a bonus room off the kitchen. Just refreshed with new paint, carpet and refinished hardwood floors and currently vacant. House was last rented for...
Authentic warehouse conversion loft on idyllic Delancey Street. Beautiful brick and timber features with reinforced steel, warm wooden floors, exquisite renovated kitchen and bath. Rare patio unit! Coveted location in the heart of South Beach and around the corner from...
Don't miss! Large lightfilled units. Fully upgraded central richmond duplex. Top unit-481-3bed/4bath with views of Golden Gate Bridge and private decks is 2558 sq.ft. Lower unit-479-with private deck and esclusive use of backyard is 1606 sq.ft. Both units have open...
Modern building in the fabulous Theater District! Residences are ideally arts-centric, eats-centric, walk-centric, and bike-centric. Stage 1075 features an amazing location with an abundance of dining, shopping, and entertainment options just steps away. Great amenities include Concierge, Courtyard, Rooftop Lounges...
Discover the perfect blend of urban living and neighborhood charm in this updated Potrero Hill duplex. With one vacant unit and one tenant occupied, this is a great investment or owner-occupier opportunity. Each unit has its own private garage, laundry...
Welcome to urban living at its finest! This spacious 2BR, 2BA condo offers a luxurious retreat right in the bustling heart of downtown SF. As you step into the second-floor unit, you're greeted by an abundance of natural light that...
New construction and super efficient single-story studio, full optimization of space with a generous sq footage to boot. Kitchen is sleek and modern, high-ceilings ~10' to further enhance the spacious feeling and optimize light. Perfectly appointed bathroom. The amenity package...
Finally, we have this stunning full-floor co-op flat in Pacific Heights. It’s not the top floor in the building; it is one level below that. However, it is one of only two homes in the building that offers a full-floor layout, and it does offer some pretty spectacular views. Given the views and size, we’re inclined to agree with the penthouse moniker for this stunning home.
That’s our take on penthouse homes for sale in San Francisco. What are your thoughts?
